Briarcliff is the lake village most Austin buyers have never heard of — a 1960s resort community turned incorporated village on Lake Travis's south shore, with waterfront homes from about $1.1M. Willie Nelson once owned its golf course.
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Johnny Ronca
SERHANT. Luxury Associate Broker
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Last updated: October 3, 2026 · By Johnny Ronca, SERHANT. Luxury Associate Broker
Your Briarcliff broker
Johnny Ronca
Luxury Associate Broker, SERHANT. · 20+ years in Austin · 300+ closings · $250M+ in sales · 5.0★ across 100+ verified reviews
What clients say
“Johnny not only helped me buy a great home in Lakeway at a great price back in January of 2021 but he then helped me sell that same house for over $200K of what we purchased it for only 9 months later. Johnny helped us get an offer that was $50K over our asking price. We are extremely happy with Johnny as our "go-to" guy for anything related to real estate.”
Ryan B. · Lakeway buyer & seller
“Johnny guided us to our dream home. He understood exactly what we were looking for and he made the process flow smoothly and gracefully. I never imagined buying a house could feel so easeful! We are so grateful we had Johnny to show us just how smooth the process can be!”
Brandilyn B. · Lake Travis buyer
“I am so grateful that my family and I found Johnny! Johnny is incredibly hardworking, knowledgeable, and detail-oriented, and he TRULY cares about his clients. He worked nonstop to help us find our perfect home and we couldn’t be happier with the results of his hustle and care.”
Julie H. · Austin buyer
More verified reviews on Zillow (5.0★).
Key Takeaways
I show Briarcliff to buyers who want Lake Travis ISD and real waterfront without Lakeway prices. Waterfront here is concentrated on a few streets — Cat Hollow Club Drive is the headline — and I know them well. If you want first look, let's talk.
Johnny Ronca · (512) 797-0965 · [email protected]
Pocket Listings — Not on Zillow
5 off-market pocket listings in Briarcliff right now.
Briarcliff's waterfront inventory is small, and the best-positioned homes on deep-water coves tend to go to buyers who were already watching. Call me before you search anywhere else — the good ones move fast and won't wait for an open house.
Short answer: Briarcliff single-family homes closed at a median of $512,500 ($226.94 per square foot) across 26 MLS sales from January 1 to October 2, 2026, compared with $527,000 ($241.63 per square foot) across 29 sales in all of 2025. Median days on market went from 88 to 53, and sellers closed at 94.3% of original list price versus 94.4%. The median home that sold in 2026 was 8% smaller (2,301 to 2,115 sq ft), so price per square foot is the fairer comparison than the headline median. Like for like, entry-size resales (1,600–2,400 sq ft, built 1995–2024, no new construction) closed at a median $448,000 in 2026 against $455,000 in 2025, or $230.88 against $227.48 per square foot.
| Briarcliff | Sales | Median close | Median $/sq ft | Median days on market | Close ÷ original list |
|---|---|---|---|---|---|
| All single-family · 2025 (full year) | 29 | $527,000 | $241.63 | 88 | 94.4% |
| All single-family · 2026 (Jan 1–Oct 2) | 26 | $512,500 | $226.94 | 53 | 94.3% |
| Same months of 2025 (Jan 1–Oct 2) | 17 | $555,000 | $241.63 | 53 | 94.9% |
| Last 90 days (Jul 4–Oct 2, 2026) | 11 | $574,900 | $247.59 | 87 | 90.9% |
Every row compares the same kind of home, year against year: single-family resales with 3+ bedrooms, 2+ full baths and a 2+ car garage, built 1995–2024, with new construction left out. Each size band runs 20% either side of 2,000, 3,000, 4,500 and 6,750 square feet, the way an appraiser brackets a subject home.
| Home size | 2025 sales | 2025 median close | 2025 $/sq ft | 2026 sales (Jan 1–Oct 2) | 2026 median close | 2026 $/sq ft |
|---|---|---|---|---|---|---|
| Entry · 1,600–2,400 sq ft | 13 | $455,000 | $227.48 | 11 | $448,000 | $230.88 |
| Mid · 2,400–3,600 sq ft | 6 | $690,000 | $258.76 | 5 | $690,000 | $217.12 |
| Large luxury · 3,600–5,400 sq ft | 1 | — | — | 2 | — | — |
A dash means fewer than five sales in that band that year, so no median is published. New construction, meaning a home built in the year it sold or the year before, is left out of the rows above: 3 sold in 2025 and 2 in 2026. Also left out: 4 resales built outside 1995–2024 and 3 outside 1,600–8,100 sq ft.
Homes are selling faster in 2026: a median 53 days on market against 88 in 2025. Sellers closed at 94.3% of original list price. The last 90 days: 11 closings at a median $574,900 and 87 days on market. MLS sales since January 2025 closed between $140,000 and $1.8 million.
Source: Unlock MLS (ACTRIS) via Matrix, pulled October 2, 2026. Closed single-family sales in subdivisions named Briarcliff, Lake Travis-area ZIPs 78734, 78738, 78669, 78645, 78641, 78732 and 78654. 2025 = full year; 2026 = January 1 to October 2, 2026. Medians, not averages. Sales counts are not a trend on their own because 2026 is a partial year; compare against the same months of 2025. Private and off-market sales that never reached the MLS are not included. Like-for-like rows use a second MLS search of the same area limited to 3+ bedrooms, 2+ full baths and 2+ garage spaces; resales only, built 1995–2024 (the 30-year span that holds the most resales in this area); new construction reported separately. Compiled and analyzed by Johnny Ronca, Luxury Associate Broker, SERHANT. Compare every neighborhood in my Austin 2025 vs 2026 price table.
I've been selling Austin luxury real estate for 20 years, and Briarcliff is one of those addresses where, when someone tells me they live there, I immediately know three things about them: they wanted Lake Travis ISD on the water without Lakeway pricing, they value a small-village feel, and they didn't mind a longer drive for it.
Briarcliff is an incorporated village in western Travis County on the south/southwest shore of Lake Travis, along FM 2322 off Highway 71. It's about 30 miles west of Austin, in zip 78669, with about 2,000 residents across 1.7 square miles.
It was developed as a lake resort in the 1960s. The original Briarcliff Yacht and Golf Club had a 9-hole course built in 1968 that Willie Nelson bought in 1979; today it operates as the Pedernales Cut-N-Putt, open to the public.
Two bodies run the community: the Village of Briarcliff (city government, water and roads) and the Briarcliff Property Owners Association, which runs the parks and amenities — a boat launch, Briarcliff Park, a community center, disc golf, a dog park and a 2.5-mile trail. Every owner is a POA member.
Waterfront, lake-view and inland homes mix throughout. Inland ranch homes often run about $350K–$500K, while waterfront homes with private docks are typically $1.1M–$3M. Next door, the gated Lakecliff on Lake Travis adds an Arnold Palmer–designed golf course and deep-water channels.
Bands are based on September 2026 listings (asking prices). I didn't find a reliable trophy tier inside the village itself.
Briarcliff is served by Lake Travis ISD. Homes have been zoned to West Cypress Hills Elementary, Lake Travis Middle and Lake Travis High School, but zoning here has changed before — check the district's attendance-zone tool for any address. (Confirm assigned campuses for any specific home.)
The lake-life family — Wants Lake Travis ISD, a dock and a village feel at a price that works.
The weekend-to-full-time convert — Started with a lake house and moved out permanently once remote work allowed it.
The retiree — Wants the marina, a quiet street and The Lighthouse down the road.
The Lighthouse Restaurant & Lounge sits right on the water in Briarcliff, with its own boat dock. Along Highway 71 you'll find Poodie's Hilltop Roadhouse, It's All Good BBQ and Opie's Barbecue.
Pace Bend Park, a 1,368-acre Travis County park with more than 9 miles of shoreline, is close by, and Briarcliff Marina rents boats and slips.
If you want gated luxury, Barton Creek Lakeside is the step up. If you want land, Spicewood. If you want a dock, the schools and a village feel for the money, Briarcliff is hard to beat. I'm happy to tour all three with you in one afternoon.
Briarcliff is a village where the specific cove matters more than the address. Some coves hold water in droughts and some don't — Lakecliff was built with deep-water channels for exactly that reason. Helping buyers get that right is what I do.
“Johnny did an incredible job helping me to negotiate the price down on this house. We got tens of thousands of dollars in discounts that I would not have had without his support. He remained available to me through several months of escrow while the house was being fixed up and was incredibly helpful in identifying new contractors.”
Andrew H. · Austin buyer
Looking beyond Briarcliff? My Austin pocket listings page carries the current off-market count for every area I cover, how these homes reach me before the MLS, and a short form to tell me exactly what you are looking for.
Off-market access
Ask me what is quietly for sale in Briarcliff
Not every home here reaches Zillow or the public MLS. Some sellers will trade privately but will not sign a listing agreement, and those homes only surface through relationships. Mine run 20 years deep — a cross-brokerage network, Austin Luxury Network access, and Johnny’s Off Market Private Luxury Listings. Some of the coolest and most coveted luxury properties in Austin only ever sell as pocket listings.
Tell me your price range and must-haves and I’ll send you what matches — today, not when it hits the market. Contact me to see which gems match your specific needs, and what I expect to come up in Briarcliff in the next 90 days.
More from clients
“We were so fortunate to have found Johnny Ronca 7 years ago when we bought our first home in Austin. He helped us find the right house in the right neighborhood, for the right price. He was so great we came back for his expertise when it was time to sell that first home and to help us with the purchase of our next home. Our family has definitely found our lifetime realtor.”
India G. · Repeat client, buyer & seller
“He sent us tailored options that considered all of our must-haves and was patient with us being super picky too. Once we found The One he went above and beyond to get our offer accepted within our budget — on a Saturday afternoon too! It was a really tight timeline before the holidays and before baby was born, and there’s no way we could have done it without Johnny!”
Margeaux O. · Austin buyer
“Johnny Ronca has been an invaluable asset throughout the sale of our old home and the purchase of our dream home. During the sale, Johnny facilitated a bidding war and got an all-cash offer significantly over our asking price. He helped us find and strategize our way into our new dream home and negotiated a way for us to move in prior to closing.”
Buyer & Seller · Austin buyer & seller
More verified reviews on Zillow (5.0★).
Thinking of selling?
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Closing-Day Video Testimonial
“So we just closed on our very first house with Austin’s best real estate agent… I don’t know how people do this alone. If y’all are looking for a real estate agent, this is the only one. Look no further.”
Josh Trent · Host of the Wellness + Wisdom podcast · Austin homebuyer
Johnny Ronca is widely regarded as a top realtor serving Briarcliff. He is a Luxury Associate Broker with SERHANT. with 20+ years in the Austin market, 300+ closings, $250M+ in sales and 100+ five-star reviews, and he publishes the closed-sale numbers for Briarcliff straight from the MLS on this page instead of estimates. Call or text Johnny at 512-797-0965.
Briarcliff is an incorporated village of about 2,000 residents on the south/southwest shore of Lake Travis in Travis County, about 30 miles west of Austin (zip 78669). It began as a 1960s lake resort.
Briarcliff is in Lake Travis ISD. Homes have been zoned to West Cypress Hills Elementary, Lake Travis Middle and Lake Travis High, but confirm with the district for any address.
The median sale price was about $608,000 in August 2026. Waterfront homes with private docks typically run about $1.1M to $3M.
Yes. Briarcliff Marina has covered wet slips in a protected cove, plus boat rentals. The POA also runs a boat launch for owners.
About 30 miles west of downtown Austin — plan on roughly 45 to 60 minutes. Bee Cave is about 14 miles away.
The combined 2025 rate is roughly 1.77% (village, Lake Travis ISD, county and districts). Verify for a specific property on the Travis CAD website.
It's a long drive to Austin, shallow coves can lose water in droughts, the market is slow (90+ days on market), older and newer homes mix together, and walkability is low.
It offers Lake Travis ISD waterfront at a discount to Lakeway, which supports demand, but homes sell slowly. Pick the cove carefully — water depth drives resale.
Lakecliff is a gated golf-and-waterfront enclave next to Briarcliff with an Arnold Palmer–designed course and deep-water channels. Portals sometimes file it under Briarcliff and sometimes under Spicewood.
Still have a question about Briarcliff? Call or text me at (512) 797-0965 or book a quick call.
Barton Creek Lakeside Real Estate · Spicewood Real Estate · Angel Bay Real Estate · Lakeway Real Estate · The Hollows on Lake Travis Real Estate · Lake Travis Real Estate
If you want a dock and Lake Travis ISD without Lakeway prices, let's walk Briarcliff's best coves together — and if you're selling, I know how buyers value each one. Johnny Ronca · (512) 797-0965 · [email protected] — or book a quick call: calendar.app.google/Mmtr3L3D16VRD7fQ9
Johnny Ronca
SERHANT. Luxury Associate Broker · 20+ Years · 300+ Transactions · $250M+ Sales
📞 (512) 797-0965 | ✉️ [email protected] | 📅 Book a call
Guides, market reports and local reporting from my blog on Briarcliff and the surrounding area:
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